Dakhil Kharij Verification Bihar – Mutation Certificate Guide

Important legal position — read this first.

Under settled law laid down by the Supreme Court of India, mutation entries in revenue records do not create, convey or extinguish title to immovable property. A mutation entry is maintained for fiscal purposes — primarily to identify the person liable to pay land revenue. At best, it is evidence of possession. Title can only be established through registered documents and, in disputed cases, by a competent civil court. Checking Dakhil Kharij status is a useful part of due diligence, but it is not a substitute for title verification.

1. Official Portals for Dakhil Kharij Status in Bihar #

Bihar provides two official online portals for checking mutation status. Both are maintained by the Department of Revenue and Land Reforms, Government of Bihar. Use them together — one gives you the status, the other gives you the detail.

Portal	URL	What It Shows
Bihar Bhumi	biharbhumi.bihar.gov.in	Jamabandi records, Khesra details, and mutation application status by application number, deed number or Khesra number.
Parimarjan	parimarjan.bihar.gov.in	Detailed mutation tracking — processing timeline, objection details, Circle Officer remarks and appeal status.

The direct link for mutation status on Parimarjan is: parimarjan.bihar.gov.in/biharBhumireport/MutationStatusNew.aspx

Start on Bihar Bhumi to find the case, then open the same case on Parimarjan for the full history. The two portals update on different cycles, so a status may appear on one before the other.

2. Method 1 — Check Status by Application Number #

This is the most accurate method. When a mutation application is filed, the applicant receives an application number and an acknowledgment receipt. That number is the key to tracking the case.

Open Bihar Bhumi

Go to biharbhumi.bihar.gov.in and locate the option “दाखिल ख़ारिज आवेदन स्थिति देखें” (View Dakhil Kharij Application Status).

Select Financial Year

Choose the financial year in which the application was filed. If the filing was near a year-end, try the adjacent year as well.

Select District and Circle

Pick the correct district (जिला) and Circle / Anchal (अंचल) from the dropdowns. The wrong circle returns no results.

Choose Search Type

Select Application Number as the search type.

Enter the Number

Type the application number exactly as it appears on the acknowledgment receipt — no extra spaces.

CAPTCHA and Search

Enter the CAPTCHA code and submit. The current status of the application will be displayed.

Buyer’s tip: If you are buying land and want to check the seller’s mutation, ask the seller for their application number. Every genuine applicant receives an acknowledgment receipt with this number. If the seller cannot produce it, treat that as a red flag and do not proceed without independent legal verification.

3. Method 2 — Check Status by Deed Number #

If you do not have the application number but you have the registered sale deed, you can search by deed number.

Go to biharbhumi.bihar.gov.in.
Click on “दाखिल ख़ारिज आवेदन स्थिति देखें”.
Select the Financial Year of the deed registration.
Select the correct District and Circle / Anchal.
Choose Deed Number as the search type.
Enter the deed registration number from the sale deed.
Complete the CAPTCHA and search.

Limitation: A deed number search may return multiple results if the same number appears across different registration offices or years. Always cross-verify the result against the seller’s name, the Khesra number and the Khata number to confirm you are viewing the correct application.

4. Method 3 — Check Status by Khesra Number #

This method is useful when you know the plot (Khesra) number but do not have the application or deed number. It is also the best way to confirm who is currently recorded as the Raiyat for a specific plot.

Go to biharbhumi.bihar.gov.in.
Select District, Circle / Anchal and Mauza (village).
Choose Khesra Number as the search type.
Enter the Khesra number.
Enter the CAPTCHA and search.

The portal will display the current recorded owner for that plot and, where a mutation application exists, the status of that application.

Use this method as a cross-check. Even if the seller shows you a mutation order, confirm that the Khesra number on the order matches the Khesra number in the current Jamabandi record. A mismatch in plot numbers is one of the most common ways fraudulent documents slip through.

5. District and Circle Selection — Why It Matters #

Bihar’s land records are organised hierarchically: State → District (जिला) → Subdivision → Circle / Anchal (अंचल) → Mauza (मौज़ा). The Circle Office is the office that processes mutation applications. If you select the wrong Circle, the search will return no results even if the application exists.

How to identify the correct Circle

The Circle name is usually mentioned on the sale deed or the land tax receipt.
If you are unsure, use the “अपना खाता” (Apna Khata) feature on Bihar Bhumi to search by Khesra number and identify the Circle that has jurisdiction over the plot.
The local Block Development Office or the Circle Office itself can confirm the correct Anchal for a given Mauza.

Common mistake: Many users search by the district of their current residence rather than the district where the land is situated. Always select the district and circle of the land, not of the applicant.

6. What Each Status Means — Pending, Approved, Rejected #

When you check status on Bihar Bhumi or Parimarjan, you will see one of the following. Here is what each one actually indicates.

Status	Hindi	Meaning
Application Submitted	आवेदन जमा	The application has been received but has not yet been assigned for review.
Under Verification	सत्यापन के अधीन	Documents are being checked by the Circle Office staff (Karamchari).
Field Report Pending	क्षेत्रीय रिपोर्ट लंबित	The Amin (field officer) has not yet submitted the on-site verification report.
Notice Issued	नोटिस जारी	A public notice has been issued inviting objections. The objection period is running.
Circle Officer Review	अंचल अधिकारी समीक्षा	The file is with the Circle Officer for final approval.
Approved	स्वीकृत	The mutation has been sanctioned. However, the Jamabandi record may take additional time to reflect the change.
Rejected	अस्वीकृत	The application has been refused. The rejection reason is usually available on Parimarjan.

Critical point about “Approved”: An “Approved” status online does not guarantee that the Jamabandi Register II has been updated. There is often a gap of 15 to 45 days between online approval and the physical record update. Always verify the actual Jamabandi record separately — and remember that even a fully updated mutation entry does not by itself confer title.

7. Jamabandi Verification — Checking the Actual Record #

Jamabandi Register II is the Record of Rights maintained by the Revenue Department. It records the Raiyat’s name, Khata number, Khesra number, land area, land classification and revenue details.

How to check Jamabandi online

Go to biharbhumi.bihar.gov.in.
Click on “अपना खाता देखें” (View Your Account).
Select District and Circle / Anchal.
Select Mauza (village).
Search by Khata Number, Khesra Number or Owner Name.
The record will display the current recorded owner, plot area, land type and any remarks.

What to verify

The Raiyat name matches the seller’s name as per their identity documents.
The Khata and Khesra numbers match the sale deed.
The land area matches the sale deed.
There are no adverse remarks or encumbrances noted in the record.
The latest land tax receipt is in the same name as the Jamabandi entry.

Limitation: The online Jamabandi is a digitised version of the physical register and can lag behind it. For any transaction of legal significance, obtain a certified copy of the Jamabandi Register II from the Circle Office.

8. Obtaining a Certified Mutation Order from the Circle Office #

A certified copy of the mutation order is the authoritative document. Here is the process.

Visit the Circle Office

Go to the Anchal Adhikari karyalaya (Circle Office) that has jurisdiction over the plot.

Provide the Khesra Number

Give the Khesra number and, if available, the mutation case number.

Pay the Prescribed Fee

The certified copy fee is nominal — typically ₹10 to ₹50 per document.

Request the Documents

Ask for a certified copy of the mutation order and an updated Jamabandi Register II extract.

Verify the Contents

Check the mutation case number, date of order, name of the Circle Officer who passed the order, and the updated Raiyat details.

Cross-Check

Compare the certified copy with the online status and online Jamabandi. If they mismatch, the update is incomplete — do not proceed until reconciled.

What a genuine mutation order should contain

A case number that corresponds to the application number.
The Circle Officer’s signature and official seal.
A date consistent with the transaction timeline.
The correct Khesra and Khata numbers.
The names of both the transferor (old owner) and the transferee (new owner).

9. Common Errors When Checking Dakhil Kharij Status #

Error	Likely Cause	What to Do
No results found	Wrong district, circle or financial year selected	Verify the correct circle from the sale deed or land tax receipt. Try adjacent financial years if the application was filed near a year-end.
Application number not recognised	Number entered incorrectly	Re-check the acknowledgment receipt. The number usually combines letters and digits. Do not add spaces.
Deed number search returns too many results	Common deed numbers across registration offices	Add the seller’s name or the Khesra number to narrow the search.
Status shows “Approved” but Jamabandi not updated	Delay between online approval and physical record update	Visit the Circle Office and request the certified Jamabandi extract. Do not rely on online status alone.
CAPTCHA not loading	Browser or network issue	Refresh the page, clear the browser cache, or try a different browser. The portals work best on desktop browsers.
Parimarjan shows a different status from Bihar Bhumi	Different update cycles between the two systems	Treat the Circle Office certified copy as authoritative.
Status unchanged for over 90 days	File stuck at field verification or notice stage	Visit the Circle Office in person and enquire where the file is currently held.

10. Hindi Terminology for Dakhil Kharij #

Understanding the Hindi terms used on Bihar Bhumi and Parimarjan is essential for navigating the portals and communicating with Circle Office staff.

Hindi Term	Romanised	English Meaning
दाखिल	Dakhil	Entry — the new owner’s name is entered into the record
खारिज	Kharij	Removal — the previous owner’s name is removed from the record
दाखिल-खारिज	Dakhil-Kharij	The complete mutation process (entry + removal)
जमाबंदी	Jamabandi	Record of Rights; the official land record register
रैयत	Raiyat	Landholder; the person recorded as owner in Jamabandi
खाता	Khata	Account number under which land is recorded
खेसरा	Khesra	Plot number; the survey number of a specific parcel of land
मौज़ा	Mauza	Village or revenue estate
अंचल	Anchal	Circle; the administrative unit that processes mutation
अंचल अधिकारी	Anchal Adhikari	Circle Officer; the officer who approves mutation orders
अमीन	Amin	Field officer who conducts on-site verification
वंश परंपरागत	Vansh Paramparagat	Inheritance mutation
बटवारा	Batwara	Partition mutation
दान पत्र	Daan Patra	Gift deed
भू-लगान	Bhu-Lagan	Land revenue / land tax
परिमार्जन	Parimarjan	Correction / refinement; also the name of the mutation tracking portal
आवेदन संख्या	Aavedan Sankhya	Application number
वाद संख्या	Vaad Sankhya	Case number
नोटिस	Notice	Public notice issued during mutation processing

11. What is Dakhil-Kharij? #

Dakhil Kharij is the Hindi term for property mutation in Bihar. It is the process by which the revenue records are updated after a sale, inheritance, gift or court order. It is the bridge between completing a transaction and having the revenue record reflect the change.

“Dakhil” means ENTRY — the new owner’s name is entered into the Jamabandi Register II.
“Kharij” means REMOVAL — the previous owner’s name is removed from the revenue record.

What mutation is — and is not:

Mutation is a revenue administration process maintained for fiscal purposes. It ensures land revenue is collected from the person in possession. It does not create, transfer or extinguish legal ownership. The Supreme Court of India has held this repeatedly. A mutation entry is, at best, evidence of possession. Legal title is established by registered documents and, in disputed cases, by a competent civil court.

Because of this, checking Dakhil Kharij status is a useful part of due diligence — but it must be accompanied by proper title verification. A clean mutation entry alone is not a guarantee that the seller has good title.

12. Dakhil-Kharij vs. Registry — The Critical Difference #

This is the #1 misunderstanding that costs Bihar homebuyers their savings. Understanding the difference between Registry and Dakhil-Kharij is essential for a safe land purchase.

REGISTRY (Sale Deed)

Where: Sub-Registrar Office
Purpose: Records the sale transaction
Result: Registered sale deed
Updates revenue records? No
Creates title? A registered deed is evidence of the transaction — title depends on the seller's lawful ownership

DAKHIL-KHARIJ (Mutation)

Where: Circle Office (Anchal Office)
Purpose: Updates the revenue record
Result: Name appears in Jamabandi Register II
Updates revenue records? Yes
Creates title? No — mutation is for fiscal purposes and does not confer title

THE BUYER’S PRACTICAL POSITION: When you buy land in Bihar, verify both. Confirm that the seller has completed their purchase properly (a registered deed in their favour), and that the revenue record reflects their possession (mutation). Neither substitutes for the other. For a complete verification, examine the chain of title, the encumbrances, the land classification and physical possession — alongside the mutation record.

13. Types of Mutation in Bihar — What Are You Actually Checking? #

Not all mutations are the same. When you check Dakhil Kharij status, it helps to know what type of mutation was recorded, because each type has different due-diligence implications.

Type 1: Buyer–Seller Mutation — After registry / sale deed. Straightforward if the deed is valid and the transferor had title.
Type 2: Inheritance Mutation (Vansh Paramparagat) — After the death of an owner. Requires scrutiny of the succession chain and any competing heirs.
Type 3: Gift Deed Mutation (Daan Patra) — Land transferred as a gift. Requires scrutiny of the gift deed and its acceptance.
Type 4: Partition Mutation (Batwara) — Family division of joint property. Requires scrutiny of the partition deed or decree.
Type 5: Court Order Mutation — Based on a court judgment or decree. Requires scrutiny of the operative part of the decree and its finality.
Type 6: Correction Mutation — For errors in records. Requires scrutiny of what exactly was corrected and why.
Type 7: Auction / Bank Sale Mutation — From a bank or government auction. Requires scrutiny of the auction proceedings and the transfer documents.

When reviewing a Title Search Report, the first question is: what type of mutation are we dealing with? Each type requires a different set of underlying documents to be examined. The mutation entry itself is only one piece of evidence.

14. 10-Step Verification Checklist for Buyers #

Use this lawyer-approved checklist before paying any advance for land. Each step builds on the previous one.

Verify Seller’s Identity

Match the seller’s Aadhaar/PAN with the name in the registered deed and the Jamabandi Register II. Check exact spelling and father’s name.

Check Jamabandi on Bihar Bhumi

Visit biharbhumi.bihar.gov.in. Search by Khesra number. Verify Raiyat name, Khata, Khesra and land area.

Verify Mutation Status

Check status on Bihar Bhumi and Parimarjan. Note the mutation order number and the current status.

Cross-Check with Circle Office

Obtain a certified copy of the mutation order and updated Jamabandi extract. Verify consistency with online records.

Verify No Pending Objections

Ask the Circle Office whether any objections were filed. Check whether the objection period was properly completed.

Examine the Chain of Title

Verify each previous transfer through registered sale deeds, succession documents or court decrees. Look for gaps.

Verify Encumbrance Certificate

Obtain from the Sub-Registrar Office. Check for mortgages, liens, court attachments or pending litigation.

Check Land Tax (Lagaan) Receipts

Request the latest tax receipts in the seller’s name. Verify they match the Khata and Khesra numbers.

Physical Site Verification

Visit the land. Confirm boundaries match Bhu Naksha. Check for encroachments or disputes.

Document Authentication

Verify sale deed registration at the Sub-Registrar Office. Check stamp duty payment proof. Cross-check serial numbers.

CRITICAL WARNING: Many buyers stop at Step 2 or 3. They see the seller’s name on Bihar Bhumi and assume everything is fine. But online portals can have delays, errors or manipulated entries. A proper verification requires Steps 4 through 10. Never skip the physical cross-verification and the chain-of-title examination.

15. Cross-Verification — The Step Most People Skip #

This is the most critical — and most ignored — step. Online portals can show “Approved” while the actual Jamabandi Register II still shows the old owner’s name. Cross-verification is the only way to confirm the actual state of the record.

Why the gap exists:

• Processing delay (15–45 days between online approval and Jamabandi update)

• Digital–physical sync issues at the Circle Office

• Partial updates (Dakhil done but Kharij pending)

• Risk of manipulation (physical registers are harder to manipulate than a screenshot)

Download the online Jamabandi from Bihar Bhumi.
Visit the Circle Office for a certified copy of the Jamabandi Register II.
Compare both versions: Raiyat name, Khata, Khesra, area, classification.
Verify the mutation order in the physical register.
Check for pending or parallel mutations.

WHAT IF YOU FIND A MISMATCH? If online shows a new owner but the certified copy shows the old owner, the mutation update is pending — do not proceed until the Jamabandi is updated. If the two records show different new owners, treat it as a serious red flag and obtain legal advice immediately. This is why cross-verification matters.

16. Red Flags — How to Spot Fake or Bogus Mutation Orders #

Land fraud in Bihar often involves fabricated revenue documents. Here is what to watch for when you are checking Dakhil Kharij status or reviewing papers handed over by a seller.

Red Flag 1: Seller cannot provide an application number or acknowledgment receipt.
Red Flag 2: Mutation order number does not exist in the Circle Office register.
Red Flag 3: The Circle Officer’s signature does not match genuine orders from the same period.
Red Flag 4: Mutation date is very recent despite an old sale.
Red Flag 5: Online status shows “Approved” but the Jamabandi is not updated.
Red Flag 6: Seller pressures you to skip verification or says “records will be updated later.”
Red Flag 7: Mutation type does not match the transaction (e.g. a gift mutation for a paid sale).
Red Flag 8: Objections were filed but “resolved” without the prescribed process.
Red Flag 9: Multiple mutations in a short time (two or three within a few years).
Red Flag 10: An agent offers a “guaranteed” mutation for an extra fee.
Red Flag 11: The seller’s name on the mutation does not match their ID proof.
Red Flag 12: Land tax receipts are still in the previous owner’s name.

THE GOLDEN RULE: If any red flag appears, do not proceed with payment. Obtain a professional Title Search Report before making any financial commitment. Call +91-9231445077.

17. What If the Seller’s Dakhil-Kharij Is Pending or Incomplete? #

This is one of the most common scenarios in Bihar land transactions. The seller has a registered sale deed but admits — or you discover during verification — that their mutation is pending.

Scenario A: Pending (Applied, Not Approved)

Risk: Medium to high
Action: Make payment contingent on approval
Protection: Agreement to sell, token amount only, refund clause if mutation fails

Scenario B: Never Applied

Risk: High
Action: Ask the seller to apply immediately
Protection: No sale deed until mutation is at least “Under Verification”

Scenario C: Rejected

Risk: Very high
Action: Understand the rejection reason first
Protection: Only proceed if the seller successfully reapplies and gets approval

Scenario D: Notice Issued (Objection Period)

Risk: High
Action: Wait for the objection period to complete
Protection: No financial commitment until final approval

DOCUMENT PROTECTION: When buying land with pending mutation, your agreement should include: a warranty that mutation will be completed, full payment contingent on approval, a refund clause if mutation is rejected, the seller bearing all mutation costs, and an indemnity against claims by the previous owner. Remember that even a completed mutation does not by itself establish title — the deed and chain of title must be independently verified.

18. NRI Guide — How to Check from Abroad #

Non-Resident Indians who wish to buy land in Bihar face unique verification challenges. Here is how to check Dakhil Kharij status safely from abroad.

Online Access: Bihar Bhumi and Parimarjan are accessible from anywhere in the world.
Physical Verification: Execute a Special Power of Attorney in favour of a trusted representative or a Bihar-based lawyer.
Independent Document Verification: Have a lawyer in Bihar independently examine the deed, chain of title and encumbrances.
Conditional Payment: Do not send full payment before the verification is complete.

NRIs across the USA, UK, UAE and Australia use Advocate Mohammad Hammad’s Title Search Reports for remote verification. Call +91-9231445077 for NRI consultation.

19. Verification for Home Loan & Bank Finance #

Banks and housing finance companies in Bihar are strict about revenue records and title. Understanding their requirements helps you prepare and avoids loan rejection.

Why Banks Verify: Title clarity, risk mitigation, regulatory compliance.
Typically Required Documents: Latest Jamabandi Register II extract, mutation order copy, sale deed, Encumbrance Certificate, land tax receipts, Bhu Naksha.
Common Rejection Reasons: Mutation pending, mismatch between records, objection period not completed, gaps in the chain of title, area mismatch.

Advocate Mohammad Hammad prepares bank-compliant Title Search Reports covering title, encumbrances and revenue records for properties across Bihar. Call +91-9231445077.

20. What If You Discover a Problem After Purchase? #

Despite best efforts, some buyers discover problems after they have paid. If this happens, act quickly.

Discovery 1: The seller’s mutation was fabricated → Obtain legal advice immediately. Depending on the date of the offence, a criminal complaint may be filed under the Bharatiya Nyaya Sanhita, 2023 or the Indian Penal Code, 1860. Apply for mutation in your own name using your sale deed and preserve all evidence.
Discovery 2: Mutation was rejected after you bought → Check the rejection reason. Ask the seller to reapply, or apply yourself with the sale deed. Consult a lawyer on whether the failure triggers a contractual remedy.
Discovery 3: Hidden objection or litigation → Engage a lawyer immediately. File a counter-claim where appropriate and gather all evidence.
Discovery 4: Area discrepancy → Obtain a fresh survey. Demand a remedy from the seller where the deed supports it, and consider a correction mutation.
Discovery 5: Unpaid land tax → Check the sale deed for a tax liability clause. Demand the seller pays arrears where contractually liable.

WHY EARLY LEGAL INTERVENTION MATTERS: Land disputes in Bihar can drag on for years if not handled properly. Early legal advice protects your position. Call +91-9231445077.

21. Mutation and Title — What the Law Actually Says #

The single most important thing to understand about Dakhil Kharij is what it does not do. Mutation entries in revenue records are maintained only for fiscal purposes — to identify the person liable to pay land revenue. They do not create, convey or extinguish title.

Supreme Court position: The Court has repeatedly and consistently held that mutation of entries in revenue records does not confer any right, title or interest. Such entries are meant only for fiscal purposes or, at best, to establish possession. A party claiming a right, title or interest in a property must approach a competent civil court for a declaration. This position was reiterated again in December 2024.

What this means in practice

Mutation is important for revenue administration. It ensures land tax is paid by the correct person and that government records reflect current possession.
Mutation is not a substitute for title verification. A registered sale deed, succession certificate or court decree establishes the legal right. Mutation is a consequential revenue entry.
Do not rely solely on Jamabandi or mutation records when buying land. Independently verify the chain of title through registered sale deeds, succession documents and, where necessary, civil court orders.
Registration and mutation are separate. The Supreme Court struck down amendments to the Bihar Registration Rules, 2008 that had made proof of mutation or Jamabandi mandatory for registering sale deeds. Registration records the transaction; mutation updates the revenue record.

A useful way to think about it: mutation tells you who the revenue department thinks is in possession. Title tells you who the law recognises as owner. For a safe purchase, you need both — but title is the one that decides ownership.

22. Criminal Law Update — IPC to Bharatiya Nyaya Sanhita #

If you discover that a mutation order, sale deed or revenue record has been forged, the criminal complaint must be filed under the correct statute. The Indian Penal Code, 1860 was repealed with effect from 1 July 2024 and replaced by the Bharatiya Nyaya Sanhita, 2023 (BNS).

Offence	Old IPC Section	New BNS Section
Cheating	Section 420	Section 318(4)
Criminal breach of trust	Section 406	Section 316
Forgery	Section 467	Section 336
Forgery for the purpose of cheating	Section 468	Section 336(3)
Using a forged document as genuine	Section 471	Section 340

Which law applies? For offences committed on or after 1 July 2024, the BNS applies. For offences committed before 1 July 2024, the IPC continues to apply, because the BNS contains savings provisions preserving the old law for pre-repeal offences. The mapping above is indicative — the correct section depends on the exact facts. Consult a lawyer before filing.

23. Frequently Asked Questions #

Q1: What is Dakhil Kharij in Bihar?

Dakhil Kharij is the Hindi term for property mutation. “Dakhil” means entry of the new owner’s name into the revenue record and “Kharij” means removal of the previous owner’s name. It is carried out at the Circle Office after a sale, inheritance, gift or court order. Mutation is a revenue administration process maintained for fiscal purposes; it does not by itself create or transfer title to property.

Q2: Does Dakhil Kharij prove ownership of land?

No. The Supreme Court of India has repeatedly held that mutation entries in revenue records do not confer, create or extinguish title. They are maintained for fiscal purposes — mainly to identify the person liable to pay land revenue. A mutation entry is at best evidence of possession. Title to immovable property must be established through registered documents and, in disputed cases, by a competent civil court.

Q3: How do I check Dakhil Kharij status online in Bihar?

Visit biharbhumi.bihar.gov.in and select the option “दाखिल ख़ारिज आवेदन स्थिति देखें.” Choose the financial year, district and circle, then search by application number, deed number or Khesra number. Enter the CAPTCHA and submit. For more detailed tracking — including processing timeline, objection details and Circle Officer remarks — use parimarjan.bihar.gov.in.

Q4: What is the difference between Bihar Bhumi and Parimarjan?

Bihar Bhumi is the main land records portal for Jamabandi, Khesra details and basic mutation application status. Parimarjan is the dedicated mutation tracking system that shows a more detailed processing history, including the complete timeline, objection details, Circle Officer remarks and appeal status.

Q5: How do I check mutation status without an application number?

You can search by deed number if you have the registered sale deed, or by Khesra number if you know the plot number. Select the correct district, circle and financial year on Bihar Bhumi and choose the relevant search type. Cross-verify the result using the seller’s name, Khesra number and Khata number to confirm you are viewing the correct application.

Q6: What do Pending, Approved and Rejected statuses mean?

Application Submitted: file received but not yet assigned. Under Verification: documents are being checked. Field Report Pending: the Amin has not submitted the site report. Notice Issued: a public objection period is running. Circle Officer Review: the file is with the CO for final approval. Approved: the mutation has been sanctioned, though the Jamabandi record may take additional time to update. Rejected: the application has been refused, and the reason is usually available on Parimarjan.

Q7: What if the status shows Approved but Jamabandi shows the old owner?

This usually indicates a delay between online approval and physical record update. Visit the Circle Office and request a certified copy of the Jamabandi Register II. If the physical record has not been updated, do not rely on the online status alone. Wait for the record to be corrected, or obtain legal advice, before completing any transaction.

Q8: Is mutation mandatory for registering a sale deed in Bihar?

No. The Supreme Court struck down the amendments to the Bihar Registration Rules, 2008 that had made proof of mutation or Jamabandi mandatory for registration of sale deeds. Registration and mutation are separate processes: registration records the transaction, while mutation updates the revenue record. Mutation remains important for revenue administration, but it is not a legal prerequisite for registration.

Q9: What is Jamabandi Register II in Bihar?

Jamabandi Register II is the Record of Rights maintained by the Revenue and Land Reforms Department, Government of Bihar. It records the Raiyat’s name, Khata number, Khesra number, land area, land classification and revenue details. It is accessible online through Bihar Bhumi and is the primary revenue record used for land administration in the state.

Q10: How do I get a certified mutation order from the Circle Office?

Visit the Circle Office that has jurisdiction over the plot. Provide the Khesra number and, if available, the mutation case number. Pay the prescribed fee, which is usually nominal, and request a certified copy of the mutation order together with an updated Jamabandi Register II extract. Verify that the case number, Circle Officer’s signature, seal, date and Raiyat details are consistent with the online records.

Q11: How do I spot a fake or bogus mutation order?

Red flags include: the seller cannot provide an application number; the mutation order number is not found in the Circle Office register; the Circle Officer’s signature does not match genuine orders; the mutation date is very recent despite an old sale; the online status shows Approved but the Jamabandi is not updated; land tax receipts are still in the old owner’s name; the seller pressures you to skip verification; or an agent offers a guaranteed mutation for extra fees. Always cross-verify with the Circle Office physical records.

Q12: What if the seller’s Dakhil Kharij is pending?

Do not pay full price. Make payment contingent on mutation approval. Sign an agreement to sell with a token amount, and include a clause that full payment is due only after the mutation is approved and the Jamabandi is updated. Set a 90-day deadline. If the mutation fails, the token amount should be refunded. Consult a lawyer to draft this protective agreement. Remember that mutation is a revenue record and does not by itself transfer title, so the deed and chain of title must also be independently verified.

Q13: How can NRIs check Dakhil Kharij status in Bihar?

NRIs can check the online status on biharbhumi.bihar.gov.in and parimarjan.bihar.gov.in from anywhere in the world. For physical verification at the Circle Office, a Special Power of Attorney can be executed in favour of a trusted representative or a Bihar-based lawyer, who can obtain certified copies and provide a written verification report.

Q14: How long does Dakhil Kharij take in Bihar?

Straightforward buyer–seller mutations typically take 30 to 45 days. Inheritance and partition cases may take 60 to 90 days because of additional verification requirements. If objections are filed, the timeline extends further. You can track progress online using your application number.

Q15: Is Dakhil Kharij free in Bihar?

The mutation application itself is filed online without a government fee. Nominal charges may apply for certified copies at the Circle Office (typically ₹10–₹50), and for printing or scanning. Be cautious of agents demanding large sums for a “guaranteed” mutation — no agent can guarantee an administrative outcome.

Q16: What if I find a forged mutation order or sale deed?

If the forgery relates to an offence committed on or after 1 July 2024, the complaint should be filed under the Bharatiya Nyaya Sanhita, 2023. Cheating is covered under BNS Section 318(4), criminal breach of trust under BNS Section 316, and forgery under BNS Section 336. For offences committed before 1 July 2024, the Indian Penal Code, 1860 continues to apply. Consult a lawyer to determine the correct sections and the appropriate forum.

24. Title Search Report and Legal Assistance #

Online status checking tells you what the revenue portal displays. It does not tell you whether the title is clear. For land purchases, a Title Search Report examines the documents that actually determine ownership.

Advocate Mohammad Hammad prepares Title Search Reports for land transactions across Bihar. Each report includes:

Chain of Title Verification

Every link in the chain examined through registered sale deeds, succession documents and, where applicable, court decrees.

Encumbrance Check

Encumbrance Certificate obtained from the Sub-Registrar Office and reviewed for mortgages, liens, attachments and pending litigation.

Jamabandi & Mutation Review

Current Jamabandi Register II entry verified, and mutation orders cross-checked against Circle Office records.

Physical Site Inspection

Boundary verification, possession check, Bhu Naksha cross-match and identification of encroachments or disputes.

Risk Assessment

A written assessment identifying specific red flags, gaps in the chain and any issues requiring further enquiry.

Bank-Compliant Opinion

Reports structured to meet legal opinion requirements for home loans and bank finance in Bihar.

Bihar Bhumi

Official portal for Jamabandi records, Khesra details and mutation application status.

Parimarjan

Detailed mutation tracking with processing timeline, objections and Circle Officer remarks.

BNS, 2023

Current criminal law for offences committed on or after 1 July 2024, replacing the IPC.

Need a Title Search Report?

Independent verification of title, encumbrances, Jamabandi records and physical possession for land in Bihar.

Call: +91-9231445077

Buying land in Bihar? Get the title verified before you pay. +91-9231445077

25. Contact and Disclaimer #

Advocate Mohammad Hammad
Mirshikar Toli, Shershah Road, Patna – 800007, Bihar, India
Phone: +91-9231445077
Website: advocatehammad.in

Disclaimer: This guide is for informational purposes only and does not constitute legal advice. Mutation entries in revenue records are maintained for fiscal purposes and do not by themselves confer, create or extinguish title to immovable property. Portal procedures, fees and status descriptions are subject to change by the Government of Bihar. For advice on a specific property transaction, consult a qualified advocate.